Living here 4 years · handling deals personally · calculating real yields
From 193 properties I shortlist 3–5 for your criteria · 120+ deals · 20 done remotely
I'll shortlist 3–5 apartments matching your criteria within one hour during business hours. Yield calculation and title due diligence — before your deposit.
The assistant asks a couple of questions · I build your shortlist within one hour during business hours · then I step in personally
Most disappointments aren't in the apartment — they're in the expectations
❌ They promise:
10%
per year
"pays for itself in 10 years"
"rented 52 weeks a year"
✔️ Real yield:
4–6%
net per year
(after expenses, taxes, management company and vacancy)
"I run the numbers upfront — so you understand what you're buying before you commit, not after."
No bank · no mortgage · no paperwork
The installment plan comes straight from the developer — direct, no bank, no credit check. All you need is a passport. Here are the real programs people are using right now:
Get in at the start — pay in stages while the building goes up.
Match to my budget up to 3 yearsIf you need more time and want a comfortable payment.
Match to my budget move in right awayKeys on day one — no waiting for the building to be commissioned.
Match to my budget resaleA completed apartment paid for in several stages.
Match to my budgetExact terms depend on the developer and the unit. I'll match you with a program that fits your budget — no commitment.
Find your match in 2 minutes
4 questions, 2 minutes. No calls until you ask for one.
1 / 4
Properties that fit your budget
New listings appear in the bot 48 hours before they hit the website.
Not stock photos — that's me
Real walkthroughs from the coast. No renders, no brochures — actual apartments and the real me.
Right now is the best entry window — after 2026, growth will slow.
I walk you through every step personally — so you know exactly what you're signing and why.
There's no catch — Bulgaria just hasn't been "hyped up" the way Spain or Portugal have. Same EU ownership rights, Schengen access and euro, but the entry price is 2–4× lower.
"Why is everyone selling?" — that's just a healthy, active market: some buyers got in during construction and are locking in profit after prices rose, others are trading up to a bigger place. That's liquidity, not a fire sale.
What matters is checking the specific unit and development before you put down a deposit. That's exactly what I do: documents, developer background, full history — before any money changes hands.
Sunny Beach isn't simply "by the sea." It's the longest beach strip in Bulgaria — packed with tourists all summer and a quiet base of rental apartments through winter.
Demand doesn't dry up — which is why net yield lands at 4–6% after all costs. That's not a developer's promise; it's what the market actually delivers.
But a "rental machine" doesn't mean every apartment performs:
In other countries, property prices jumped significantly after the euro transition. Bulgaria is going through exactly that phase now. The market is still rising — in 1–2 years, entry will be at different prices.
After 4 years selling and managing apartments on the Southern coast, I know these complexes inside-out — which ones perform consistently, which don't. I match you to the right property, not the available one.
Filter by budget, type or zone. Or tell the assistant what you're looking for — I'll send a shortlist within one hour during business hours.
Tell me your budget and goal — I'll send 3–5 matching apartments to your messenger within one hour during business hours.
Pick for me →The assistant asks 3 questions. Then I take over personally.
Reviews
Buying an apartment by the sea is straightforward — when you have the right agent
I was looking for a studio in Sunny Beach remotely. Vikki sent several options and gave me a clear breakdown of the pros and cons of each. Once I chose Harmony — she went on-site and filmed a video walkthrough. The deal closed in 4 weeks — I paid the deposit and received the keys a month later.
I was relocating to Nessebar from Ukraine (Odessa) — I needed a one-bedroom for living. Vikki gave me an honest assessment of my requirements and sent me liquid options within my budget. We bought — two years on, no surprises.
I wanted an investment — not to live in, but to rent out. Vikki immediately broke down the difference: 10% promises vs real 4–6% net. I bought a studio in Sveti Vlas, Fort Noks Resort — the largest complex on the coast, Vikki lives there herself and handles many deals there. Net return came to 5.5% per year.
Four years ago I moved to Bulgaria with 2 suitcases and 2 chihuahuas — no plan, full of questions: where to live, where to buy, who to trust. I bought my first apartment on an instalment plan, with no large capital to start. I walked this path myself — I know every fear and every trap.
4 years selling and managing apartments on the Southern coast. Today I'm also an investor in developer projects — I know these complexes from the inside, from construction stage, not from brochures.
"My job is to find the apartment that does exactly what you need: comfortable to live in, easy to enjoy on holiday, and working as a rental."
I work with three goals:
I understand Ukrainian, Russian-speaking, Polish buyers — I'm one of them. I know every risk: banking transfers, the 90/180-day rule, the fear of being deceived.
→ That's why I guide the deal so you understand every single step.
I respond personally. During Bulgarian business hours — immediately; outside — within 12 hours.
No "partner programs," no developer advertising. These are complexes where I actually close deals — I know their management companies, common issues, and market prices.
"Gated grounds, security, SPA, pools operating the full season. The only complex in town where the management company hasn't changed every two years. Consistently strong rental occupancy."
"The largest cluster on the resort — a city within a city. Dozens of pools, SPA, restaurants, its own landscaped grounds. High rental occupancy through the full summer season."
"Straightforward architecture, but a gated site with pools and basic amenities. The best format for getting into the Sunny Beach market without risking large capital."
"Central location, strong restaurant zone, consistent rental demand for 10 years. Liquid for resale — there's always a buyer."
"New construction, modern layouts as in Western Europe. I live in this complex myself — I can vouch for it from experience."
| Zone | To sea | Studio | 1 bedroom | 2 bedrooms | Character |
|---|---|---|---|---|---|
| Golden Mile | 0–300 m | €49,000+ | €65,000+ | €90,000+ | Premium, front row, maximum tourist traffic |
| Centre | 500–800 m | €38,000+ | €54,000+ | €68,000+ | Balance: close to beach and amenities |
| West (Chayka) | 1–1.5 km | €29,500+ | €48,500+ | €55,000+ | Quieter, active in winter, permanent residents |
Table prices are for the secondary market. Developer installments apply to new builds, from €59,000.
| Sunny Beach | Nessebar | Sveti Vlas | Burgas | |
|---|---|---|---|---|
| From | €48k | €55k | €65k | €45k |
| Purpose | Rental + holidays | Quiet + by the sea | Premium + marina | EU city living |
| Net yield | 4–6% | 4–5% | 4–6% | 3–4% |
| Year-round | Partial | Yes | Limited | Yes |
I work across all 4 locations. Not sure what fits — write to me and we'll work through your case.
Why it works: A 68 m² one-bedroom is a universal format. In winter: long-stay tenants (hotel workers, remote workers). In summer: tourists. No vacancy year-round.
Why it works: Remote work gives them flexibility — they leave for summer and rent it out. Ravda is quieter than Sunny Beach but achieves nearly the same rents at a lower purchase price.
"Sometimes a studio looks cheaper. But it costs more to actually live in one."
Why it worked: Schengen 2025 + Eurozone 2026 heated the market. Sveti Vlas is one of the most dynamic locations. Off-plan + developer instalments = minimum capital outlay, maximum capital growth.
Client names and details are anonymised. Figures are real — from my 120+ deals in 2024–2025.
Video walkthroughs
Real footage from the properties, no renders. Switch the language in the header and the video will speak yours.
20 of my 120+ deals closed remotely. The process is straightforward — refundable deposit within the first 14 days.
The assistant asks 3 questions: budget, goal, timeline. I receive a ready brief. I send 3–5 options within one hour during business hours.
I visit the properties and record personal videos. Live tour via WhatsApp or Zoom. A lawyer based in Nessebar reviews the title documents.
Deposit of €1,000–3,000 held in escrow — fully refundable if the lawyer finds an issue.
You sign a notarised power of attorney (apostilled). Payment goes directly to the seller via the notary — not through my account.
The lawyer signs on your behalf. Registration in the Property Register. I accept the keys and film a video handover.
Before I talk about your dream apartment by the sea, let me show you three things most agents hide.
| Item | Amount |
|---|---|
| Apartment price | |
| Property transfer tax (2–3%) | |
| Notary + registration | |
| Lawyer (title due diligence) | |
| First maintenance fee | |
| Initial utilities | |
| TOTAL: first year |
The club zone (Cacao, Den, Stadium) — audible until 3–4 am. Solution: I look at properties 300m+ from the clubs.
October–April, 60% is closed. In Chayka and around Janet, amenities operate year-round.
€12–20/m²/year. For a 60 m² apartment — €720–1,200 per year. Justified by pools and service level.
Some "front row" properties are across a busy road. I always show a video of the route from front door to beach.
My calculation — a studio in Sunny Beach.
Yield calculation — studio
| Rental income (studio) | |
| — Vikki's management fee | |
| — Complex maintenance fee | |
| — Property tax | |
| — Utilities (electricity, water, internet) | |
| — Ongoing apartment and furniture maintenance | |
| — Vacancy: 4–5 months in winter | |
| Net ~5% per year |
If you want an official short-term rental via Booking — I'll calculate that separately (minus 10% tax + Booking commission).
Every buyer has their own route. It depends on where your accounts are, what passport you hold, and whether it's a new build or resale.
I'll map out your individual payment route: step by step, how your money reaches the seller — no surprises on the day of the deal.
Common questions
Yes. EU citizens face no restrictions. Non-EU buyers (Ukraine, Belarus and others) can purchase apartments in their own name without a residency permit. You need a passport and a BULSTAT registration number.
Studios on installments from €59,000, one-bedrooms from €70,000, two-bedrooms from €105,000. The first payment is usually 30%, the rest in equal instalments without a bank.
Yes. 20 of Vikki’s 120+ deals have been closed remotely via notarised power of attorney. You don’t need to fly to Bulgaria at any stage — including when you receive the keys.
4–6 weeks from first enquiry to keys. The timeline is the same for remote purchases.
Studios on installments from €59,000, one-bedrooms from €70,000, two-bedrooms from €105,000. The first payment is usually 30%, the rest in equal instalments without a bank.
Act 16 is Bulgaria’s occupancy permit — the document confirming a building is authorised for use. Without it, an apartment cannot legally be occupied or rented out. Vikki verifies Act 16 on every property before you pay a deposit.
4–6% net after all costs — management, utilities, taxes and maintenance fee. Gross yield is 6–9%. Promises of 10% are marketing, not market reality.
3 questions via the assistant — I get a ready brief. Your shortlist arrives in your messenger within 12 hours. No calls unless you ask for one.
The assistant asks 3 questions in the bot and sends a tailored shortlist within an hour during working hours.
The assistant asks 3 clarifying questions and sends 3–5 options. Vikki steps in when you're ready to view. No calls without your consent. Your data is not shared.
